You run a small crew and price your own work at night. When a bid lands on your desk, you need a real takeoff, not a guess. We produce that takeoff from your plans and specifications, organized by CSI MasterFormat division, with the quantities and units your suppliers and subs quote from. If you also handle larger jobs, see our General Contractor Estimating page; if you self-perform a trade, our Subcontractor Estimating Services may fit better.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
We work from the same documents you bid: architectural, structural, MEP, and the specifications. Every line item carries a section number, a quantity, a unit of measure, and a drawing reference. You get Excel and PDF files, plus a marked-up plan set showing where each quantity came from. Takeoffs run in Bluebeam Revu and PlanSwift, with RSMeans data behind the pricing. Pricing is ZIP-code-adjusted for material and labor, so a 2x4 stud wall in Texas does not carry the same labor unit as the same wall in California.
This service is built for contractors billing $200K–$2M a year, where a full-time estimator does not pencil out. You send the plans; we send back a number you can defend to a GC or an owner. Turnaround is 24–48 hours for most projects, with rush available. If you are comparing providers, our Who We Serve: Estimating Services by Contractor and Client Type page shows how this offer sits next to the others, and you can get an estimate when you are ready to send files.
What the small contractor takeoff covers
We take off the scopes you are pricing, not the whole building, unless you ask for the whole building. Quantities come off the drawings with scale and dimensions checked against the schedules. Each line lands in its CSI section so your supplier quote and your sub quote line up. The Who We Serve page shows how this fits with other client types.
Concrete and Sitework
Footings, stem walls, slab-on-grade, and flatwork measured with formwork area and reinforcement tonnage.
CY · SF · TONSteel and Framing
Structural beams, columns, joists, wall framing, and sheathing counted with connection and fastener quantities.
TON · LF · SFInsulation and Sealants
Batt insulation by R-value, rigid board, and joint sealant measured along the actual joint length.
SF · LFOpenings and Hardware
Hollow metal doors, frames, hardware sets, and windows counted by type and size from the door schedule.
EA · SFInterior Finishes
Gypsum board by type and thickness, tile, ceilings, and paint measured with ceiling height and room boundaries.
SF · LFPlumbing Systems
Fixtures, water and waste piping by size, and specialty equipment measured from riser diagrams.
EA · LFHVAC Systems
Equipment, ductwork by weight and size, flex duct runs, and grilles counted from mechanical plans.
EA · LB · LFElectrical Systems
Devices, panelboards, conduit, and wire measured by gauge and run length from power and lighting plans.
EA · LFWhat every small contractor estimating takeoff includes
- Division 03 concrete: footings, stem walls, slab-on-grade in CY with formwork SF
- Division 05 steel: beams, columns, joists in TON with connection count
- Division 06 rough carpentry: wall framing LF, joists LF, sheathing SF
- Division 07 insulation and sealants: batt SF by R-value, joint sealant LF
- Division 08 openings: hollow metal doors EA, hardware sets EA, windows SF
- Division 09 finishes: gypsum board SF by type, tile SF, ceiling SF, paint SF
- Division 22 plumbing: fixture EA, water and waste pipe LF by size
- Division 23 HVAC: equipment EA, ductwork LB, flex duct LF
- Division 26 electrical: devices EA, conduit LF, wire LF by gauge
- Waste factors applied as separate lines, not buried in the quantity
- Marked-up plan set showing each takeoff area and dimension
- Excel and PDF organized by CSI MasterFormat division
How we take off your plans and specifications
- Set the scale and check sheetsWe load the PDF into Bluebeam Revu, calibrate each sheet to the graphic scale, and cross-check dimensions against the dimension strings. If the architectural and structural grids disagree, we flag it before taking off a single footing. You get a question list the same day, not after the bid. We also verify that the latest addenda are incorporated, so you are not pricing a superseded sheet.
- Take off by assemblyWe measure in PlanSwift by assembly: footing runs, stem wall runs, slab areas, wall plates, studs, sheathing, and openings. Each assembly carries its own waste factor as a separate line. A 2x6 wall at 16 in. o.c. is taken off differently from a 2x4 wall at 24 in. o.c., and the labor unit changes with it. We also count corners, headers, and blocking runs, because those drive waste and labor on a cut-up layout.
- Price with ZIP-adjusted dataMaterial and labor units come from RSMeans data adjusted to the project ZIP code. We apply the correct waste factor per material: 5–10% typical for framing lumber, more on a cut-up layout, and a separate overpour allowance on footings. Sales tax and delivery stay visible as their own lines. If you provide your own burdened labor rates, we use those instead of the published data.
- Mark up the plan setEvery quantity gets a markup on the drawing: a cloud around the area, a dimension string, and a line number that matches the Excel row. When a sub asks where 412 LF of footing came from, you open the sheet and point to it. The markups also expose scopes you may have missed, like blocking on the finish drawings. We note any assumptions, such as a 4 ft frost depth or a specific wall height, directly on the sheet.
- Deliver Excel and PDFYou get an Excel workbook sorted by CSI MasterFormat division and a PDF of the marked-up set. The workbook has columns for quantity, unit, waste, material cost, labor cost, and total. You can drop your own numbers into the material column if your supplier beats our pricing. The PDF is bookmarked by sheet number so you can jump to any takeoff area quickly.
- Review and supportAfter delivery, we schedule a 30-minute call to walk through the takeoff, answer your questions, and explain any assumptions. If you need adjustments, we make them within 24 hours. This ensures you understand the numbers before you submit your bid. We also provide a written summary of any scope gaps or clarifications you should include with your proposal.
What to send us
- Plan setArchitectural, structural, and MEP sheets as PDF. If you only have a portion, send what you have and tell us the scope.
- SpecificationsThe project manual, even a partial one. Specs set the material grade, the assembly type, and the sealant class.
- Bid dateThe date and time the bid is due. We schedule the takeoff backward from it and tell you if rush is needed.
- Scope listThe divisions you are pricing. If you are a framing sub, we take off Division 06 and stop there.
- Project ZIP codeThe site ZIP, not your office ZIP. Material and labor pricing is adjusted to where the work happens.
- AddendaAny addenda issued before the bid. An addendum can change the door schedule or the roof assembly and move quantities.
- Your labor ratesIf your crew rates differ from published data, send them. We can price labor at your burdened rate instead of the default.
Sample small contractor estimate format
This is how a small commercial fit-out takeoff looks in the Excel file. Quantities are illustrative.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 02 41 00 | Demolition, interior partition | 185 | LF | A-101 |
| 03 30 00 | Footing, continuous 24" × 12" | 412 | LF | S-101 |
| 06 10 00 | Wall framing, 2x4 at 16 in. o.c. | 1,240 | LF | A-201 |
| 09 21 00 | Gypsum board, 5/8 in. Type X | 4,860 | SF | A-301 |
| 09 51 00 | Acoustical ceiling, 2x2 tile | 1,150 | SF | A-401 |
| 09 65 00 | Luxury vinyl plank flooring | 980 | SF | A-501 |
| 26 00 00 | Receptacle, duplex 20A | 48 | EA | E-201 |
| 22 00 00 | Plumbing fixture, water closet | 12 | EA | P-201 |
| 23 31 00 | Ductwork, galvanized steel | 1,250 | LB | M-301 |
| 09 90 00 | Paint, interior latex, 2 coats | 8,400 | SF | A-601 |
Units of measure we take off and how they are measured
Each quantity carries the unit your supplier or sub prices in. Here is how we measure the common ones.
| Item | Unit | How it's measured |
|---|---|---|
| Wall framing | LF | Measured along the plate line, 16 in. o.c. studs counted, plates and blocking separate |
| Slab-on-grade concrete | CY | Area times thickness divided by 27, plus waste and overpour |
| Gypsum board | SF | Wall and ceiling area by room, openings over 10 SF deducted |
| Structural steel | TON | Member length times weight per foot from the AISC manual |
| Doors and frames | EA | Counted from the door schedule, hardware sets counted separately |
| Ductwork | LB | Sheet metal weight from gauge and perimeter, fittings by count |
| Paint | GAL | Substrate area divided by spread rate, coats counted separately |
Worked example: small contractor project estimating on a bathroom remodel
This example shows how we take off a typical small bathroom remodel. The dimensions are illustrative. We assume a 5 ft × 8 ft bathroom with 8 ft ceilings, one door, one window, and a tub/shower. All quantities are taken from the drawings and converted to the units your suppliers and subs quote in.
Step 1 — Demolition (Division 02 41 00)
- Remove existing tile floor: 5 ft × 8 ft = 40 SF.
- Remove existing drywall on three walls: wall area = (5 + 8 + 5) ft × 8 ft = 144 SF, minus door (21 SF) and window (15 SF) = 108 SF.
- Remove tub: 1 EA.
Step 2 — Framing (Division 06 10 00)
- New partition for plumbing wall: 5 ft long × 8 ft high = 40 SF. Studs at 16 in. o.c.: 5 ft × 12 in./ft ÷ 16 in. + 1 = 4.75, round to 5 studs. Add top and bottom plates: 5 ft × 2 = 10 LF. Add blocking for grab bars: 6 LF.
- Total framing: 5 studs (8 ft) = 40 LF of studs, 10 LF of plates, 6 LF of blocking.
Step 3 — Drywall (Division 09 21 00)
- Walls: 108 SF (same as demolition area).
- Ceiling: 5 ft × 8 ft = 40 SF.
- Total drywall: 148 SF. Add 10% waste for small rooms = 14.8 SF, round to 15 SF. Total to order: 163 SF. Use 1/2 in. moisture-resistant board for wet areas.
Step 4 — Tile (Division 09 30 00)
- Floor tile: 40 SF. Add 10% waste = 4 SF. Total 44 SF.
- Wall tile around tub: tub surround 5 ft wide × 6 ft high = 30 SF. Add 10% waste = 3 SF. Total 33 SF.
Step 5 — Plumbing (Division 22 00 00)
- Replace water closet: 1 EA.
- Lavatory: 1 EA.
- Tub/shower valve and trim: 1 EA.
- Water pipe: 20 LF of 1/2 in. PEX.
- Waste pipe: 15 LF of 2 in. PVC.
Step 6 — Electrical (Division 26 00 00)
- GFCI receptacle: 2 EA.
- Exhaust fan: 1 EA.
- Light fixture: 2 EA.
- Wire: 30 LF of 12 AWG.
Step 7 — Paint (Division 09 90 00)
- Walls: 108 SF. Ceiling: 40 SF. Total 148 SF. Two coats. Spread rate 350 SF/gal per coat. 148 × 2 ÷ 350 = 0.85 gal, round to 1 gal.
Step 8 — Waste factors
- Framing: 5% on studs and plates.
- Drywall: 10% on small rooms.
- Tile: 10% on floor and wall.
- Paint: no waste factor; buy whole gallons.
All quantities are then priced with ZIP-code-adjusted material and labor rates. The marked-up plan set shows each area and dimension so you can verify the numbers. This takeoff would be delivered in Excel and PDF within 24–48 hours.
What moves the small contractor cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Material grade
A 2x6 stud wall costs more than 2x4 in material and slightly more in labor. ZIP sheathing versus OSB, 5/8 in. Type X versus 1/2 in. regular drywall, and architectural shingle versus standing seam metal each shift the unit cost. The spec section tells us which one to price.
Framing lumber runs a typical 5–10% waste, but a cut-up layout with many corners pushes it higher. Drywall waste climbs in small rooms and closets. We show waste as its own line so you can see what it costs and trim it if your crew is efficient.
A 2x6 stud wall costs more than 2x4 in material and slightly more in labor. ZIP sheathing versus OSB, 5/8 in. Type X versus 1/2 in. regular drywall, and architectural shingle versus standing seam metal each shift the unit cost. The spec section tells us which one to price.
The labor unit moves with the assembly, not just the quantity. Hanging 5/8 in. Type X on a 10 ft ceiling is slower than 1/2 in. on an 8 ft wall. We apply the unit that matches the assembly and the height, then adjust to your ZIP code.
A second-floor takeoff needs a lift or scaffolding, and that cost belongs in Division 01. A roof with a 6:12 pitch is slower to shingle than a 4:12. We note the access condition on the marked-up sheet so you can price it deliberately.
A small job still needs a full delivery of studs, drywall, and concrete. Small-order surcharges and minimum delivery fees hit a $50K job harder than a $500K job. We keep them visible so your markup covers them.
Adopted code editions vary by jurisdiction. For example, the IECC energy code may require higher R-values for insulation, adding material cost. The NEC may require AFCI breakers in more rooms. We price to the code edition you tell us, but confirm the adopted edition with the local building department.
A sloped site needs more excavation and retaining walls. A site with poor soil may require engineered fill or deeper footings. These conditions are not always on the drawings, so we flag them and adjust quantities if you provide a geotechnical report.
Scope gaps we catch during small contractor bid preparation
Most small-contractor misses are not in the big quantities. They hide in Division 01 and in the details between trades.
- Division 01 general requirements: permit fees, plan review, dumpster count, temporary toilet, and final cleaning. These live in the front of the spec book, not on the drawings, and we take them off as a checklist.
- Mobilization and demobilization on a short-duration job. The cost is real even when the contract does not list it, and we add it as a Division 01 line.
- Concrete waste and overpour on footings, plus rebar lap and chairs. The drawings show the footing, not the 5% overpour or the 40-bar-diameter lap, so we add both as separate lines.
- Framing waste above the typical 5–10% when the layout is cut up. We count corners, headers, and blocking runs, then set the waste factor to match the plan rather than a default.
- Drywall waste on small rooms and closets, plus fire-rated assemblies and their penetration details. The fire-rated wall schedule is on the architectural sheets, and the penetration details are in the specs.
- Blocking and backing for grab bars, TV mounts, and casework shown on finish drawings. These appear on the interior elevations and the casework sections, not on the framing plan.
- Sealant at dissimilar materials, control joints, and exterior penetrations. Division 07 92 00 calls out the joints, but the length is only measurable from the elevations and the wall sections.
- Roofing underlayment, drip edge, valley metal, and pipe boots. The roof plan shows shingles; the accessories are in the specs and the details, and they add 10–15% to the roof cost.
- HVAC condensate drain, line-set length, and equipment pad or curb. These are on the mechanical sheets and the details, and they are easy to skip when you price from the equipment schedule alone.
- Electrical home-run wire length and panel breaker spaces added by the new circuits. The panel schedule shows the breakers; the wire length comes from the routing on the plan.
- Sales tax on materials, delivery charges, and small-order surcharges. These are not on the drawings at all, and they vary by state and supplier.
- Bond and insurance cost when the owner requires them on a small contract. The requirement is in Division 01, and the premium is a percentage of the contract value.
Common assemblies and how they move the small contractor quantity takeoff
Small contractors price the same assemblies repeatedly. This table shows how material choice and waste factor change the labor unit for each.
| Assembly | Material unit | Typical waste factor | Labor unit driver |
|---|---|---|---|
| Wall framing, 2x4 @ 16 in. o.c. | LF of stud, plate, and blocking | 5–10% | Stud count, plate length, and number of corners and openings. |
| Wall framing, 2x6 @ 16 in. o.c. | LF of stud, plate, and blocking | 5–10% | Same as 2x4 but heavier material and slightly slower handling. |
| Exterior sheathing, OSB | SF | 5–10% | Panel size, number of cuts around openings, and fastening pattern. |
| Exterior sheathing, ZIP System | SF | 5–10% | Tape and flashing details add labor; panels are heavier than OSB. |
| Insulation, batt | SF by R-value and thickness | 5–10% | Number of bays, obstructions, and whether faced or unfaced. |
| Insulation, rigid foam | SF by R-value and thickness | 5–10% | Cutting around openings and taping seams. |
| Insulation, spray foam | SF or board feet | 2–5% | Thickness, substrate, and whether closed-cell or open-cell. |
| Drywall, 1/2 in. regular | SF | 10–15% for small rooms | Number of rooms, ceiling height, and number of corners. |
| Drywall, 5/8 in. Type X | SF | 10–15% | Heavier board, fire-rated assembly, and penetration details. |
| Drywall, moisture-resistant | SF | 10–15% | Wet-area location, backing, and sealing. |
| Flooring, LVP | SF | 5–10% | Room shape, transitions, and whether glue-down or floating. |
| Flooring, carpet | SY | 5–10% | Seaming layout, stairs, and tack strip. |
| Flooring, VCT | SF | 5–10% | Subfloor prep, adhesive, and border cuts. |
| Roofing, architectural shingle | SF or square | 10–15% | Roof pitch, valleys, and number of penetrations. |
| Roofing, standing seam metal | SF | 10–15% | Panel length, seams, and trim. |
| Roofing, TPO | SF | 5–10% | Membrane thickness, attachment method, and flashings. |
Codes and standards that affect your takeoff
Code requirements change what you buy and how much labor you carry. The editions adopted vary by state, county, and city, so always confirm the adopted code with the local building department before you finalize your bid.
The International Building Code (IBC) and International Residential Code (IRC) set the structural, egress, and fire-separation rules. For a small commercial fit-out, IBC may require a fire-rated wall between occupancies, which adds Type X drywall, fire-rated sealant, and penetration details to your takeoff. IRC governs one- and two-family dwellings and sets footing depth, stair geometry, and guard height.
The International Energy Conservation Code (IECC) sets insulation R-values and window U-factors. A higher R-value means thicker batt or rigid insulation, which changes both material and labor. Some states amend the IECC, so the required R-value for your wall assembly may be higher or lower than the base code.
The National Electrical Code (NEC) sets receptacle spacing, GFCI and AFCI requirements, and panel loading. AFCI breakers are required in more rooms in recent editions, which adds breakers and labor to your electrical takeoff. Confirm the edition adopted in your area.
The International Plumbing Code (IPC) and Uniform Plumbing Code (UPC) set fixture clearances, venting, and pipe sizing. A bathroom remodel may need a larger vent or a different drain configuration, which adds pipe and fittings.
NFPA 13 covers sprinkler systems in commercial buildings. If the building has a sprinkler system, your fit-out may require head relocation or additional heads, which is a separate scope you need to price.
Division 01 general requirements in the spec book often include permit fees, plan review, and special inspections. These are not on the drawings, but they are real costs. We include a Division 01 checklist with every takeoff so you do not miss them.
Who this small contractor estimating company works for
Small general contractor
You bid 10–30 jobs a year and price them yourself after hours. The takeoff gives you a defensible number and a marked-up set you can hand to a sub or an owner without redoing the work.
Framing or drywall sub
You price Division 06 or 09 only. We take off your scope with the waste factor and the height adjustment, and you add your labor rate and markup before you send the bid.
Remodeler
Your plans are often a few sheets and a scope of work. We take off what is drawn and flag what is not, so your change-order log starts with a list instead of a surprise.
Owner-builder
You are buying your own materials and hiring subs. The takeoff becomes your shopping list and your sub bid sheet, and the marked-up set shows you where each quantity sits.